A Protected Tenant is also a tenant who is terminally ill as certified by a treating physician licensed to practice in the State of California, regardless of their length of tenancy.Application fees submitted will not be refunded, including when it is determined that a tenant is a Protected Tenant.

@Nick Religa You almost always have to have the property under contract to view it, which means submitting your EMD...don't be afraid of that, you have 10 days (inspection period) to cancel (technically 20 days) and receive your EMD back!

I just submitted a post to the starting out forums!

No its not too late as you can hire your agent at anytime before you submit an offer.

While you aren't technically under contract until you sign the seller addendum and submit your earnest money deposit, it is bad business.  

The paperwork has been submitted for the HAMP program, but it doesn't appear that they have even processed it yet.  

If a realty agent has a problem submitting a low offer, he/she is worrying too much about the other party who are consenting adults under the law and can make their own decisions and research to decline, accept, or counter the offer.

@Ryan Santos The bank won't even consider your offer unless you have a believable source of funds for the purchase, submitted with the executed contract.

Or can i just submit both contracts to  an investor friendly tittle company?

Since if I plan to submit a lot of offers, I don't want to keep on modifying Word Document everytime especially if I want multiple offer Cash, Owner Finance, Monthly payments etc..